Model valuation£417,0008 Busby Close
Local market context
20 Pancroft, Abridge, Romford, RM4 1BX
Estimated value
£328,000
- Against RM4 1BX's recent median (£510,000)-36%
Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
2
From EPC
Floor area
45 m²
484 sq ft
Energy rating
C
Score 70
Council tax
Band C
Tenure
Social Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£328,000
- Against RM4 1BX's recent median (£510,000)-36%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Pancroft is modelled from its 45 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RM4 1BX. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
45 m² from the EPC lodged in December 2015
Sales of this home
No sale recorded since 1995
Recent sales in RM4 1BX
5 sales, median £510,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
20 Pancroft has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RM4 1BX: £510,000 (2024–2022).
Nearby sales in RM4 1BX
What this page doesn't show
1 potential issue has already been flagged for 20 Pancroft, Abridge, Romford, RM4 1BX. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 20 Pancroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Pancroft is a semi-detached house in Abridge, Romford, Romford (RM4 1BX). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (December 2015) shows a C (score 70). The recommended improvements would push it to B (score 90). The latest certificate is from December 2015, so improvements made since then won't be reflected.
At 45 m² it sits well below the postcode median (82 m² across 36 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 20 Pancroft
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Dec 2025
Current Certificate
Dec 2015EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.9 t/year
Occupancy
Rented
Certificate validity
Expired on 14 December 2025
Planning history
Applications and permits filed against 20 Pancroft, Abridge, Romford, RM4 1BX, sourced from the PlanIt planning register.
20 Pancroft has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Pancroft homes
Four headline reads against 36 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 20 Pancroft runs well behind the street norm.
EPC Rating
70 (C)
Street avg 65 (D)
Floor Area
45 m²
Street avg 78 m²
CO₂ Emissions
1.9 t/year
Street avg 3.5 t/year
Habitable Rooms
2 rooms
Street avg 4 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Romford district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
33/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Fir Trees — bus stop.
Closest school
0.4 km
Lambourne Primary School. 6 schools nearby.
Nearest schools
- Lambourne Primary SchoolPrimary421m
- Debden Park High SchoolSecondary2.3km
- Thomas Willingale Primary School and NurseryPrimary2.6km
- St John Fisher Catholic Primary SchoolPrimary2.6km
Nearest stops
- Fir TreesBus stop65m
- PancroftBus stop135m
- New Farm DrBus stop158m
- Village HallBus stop171m
Most reported crime locally
- Violence & Sexual Offences163 reports38%
- Anti-social Behaviour47 reports11%
- Vehicle Crime45 reports10%
- Criminal Damage & Arson41 reports10%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around RM4 1BX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.5dB
Night-time· 23:00 – 07:00
41.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Mid 20th centurySemi-Detached BungalowEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£363k
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2 bed1 bath
£408k
1 Hammonds Farm Cottages, Stapleford Road, Stapleford Tawney
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£409k
1 Home Farm Cottages, North Road, Havering Atte Bower
RM4 1QB
£427k
1 Battleshall Cottages, Hook Lane, Stapleford Abbotts
RM4 1EL
£433k
1 Goulds Cottages, Market Place, Abridge
RM4 1UA
2 bed1 bath
£451k
1 Abridge Mews, Market Place, Abridge
RM4 1BA
2 bed1 bath
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 20 Pancroft is modelled from its 45 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RM4 1BX. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. No sale is recorded for 20 Pancroft, which usually means it hasn't changed hands since 1995 or the sale was not for value. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 20 Pancroft was lodged in December 2015 at band C and expired in December 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 20 Pancroft. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 13 months, which places each incident at an approximate point. The 6 schools and 30 stops listed are measured in a straight line from RM4 1BX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 20 Pancroft is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 20 Pancroft, Abridge, Romford, RM4 1BX. Each answer is also embedded as structured data for search engines.
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- Every home in RM4 1BXSold prices, values and energy ratings for the postcode
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- 20 Pancroft, Abridge, Romford valuationHow the estimate is built and what moves it
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